Sustainable Design for Astley Ainslie: ideas on how to build it in and what you could aim to achieve
Thursday 24 June 2021
Edinburgh Architect David Seel discusses sustainable design ideas for the buildings at the Astley Ainslie site.
Edinburgh Architect David Seel discusses sustainable design ideas for the buildings at the Astley Ainslie site.
Our comments on a Proposal of Application Notice (PAN) for a development at this significant site in Tynecastle
Our comments on a Proposal of Application Notice (PAN) for a development at this significant site in Tynecastle
This is a significant, well-connected yet potentially challenging site in relation to its location next to a distillery, stadium, and the Western Approach Road. In particular, the proximity of the distillery and road raises substantial design questions regarding the site’s environmental quality and amenity for future residents. However, the successful redevelopment of this site would bring it back into active use and contribute to the neighbouring community. In such a congested part of the city this is an ideal location for a car free development although the sites potential impact on public and active travel provision will also require assessment. The active interest of the local community in the future of this site is of note.
It is acknowledged that this will be challenging site to develop given the many site constraints. Nevertheless, this is a large site which has the potential to actively engage with the surrounding residential community in several ways. This should not be developed, in any sense, as a gated community. Residents from the surrounding community should be able to access new open space/ greenspace recreational opportunities on the site. The access to green and open spaces is also seen as a priority by many as part of the Covid 19 recovery. The potential to develop the site for a range of land uses and public access to the courtyard and to the site more generally should be advised by local feedback and community aspirations for the site and the city’s 2030 climate change and climate adaptation agenda.
The retention of the B listed main school building is welcomed although the potential demolition of the workshop block, which pre-dates the school and is of some historic significance, and of the janitor’s house is of concern. These demolitions need to be fully justified and should be reconsidered in the context of the historical development of the site and their relevance to the history of the local community past, present and future. The repurposing of retained buildings and any facade alterations should also respect the historical character of the buildings and site.
This may be an appropriate site for student accommodation development. However, the local community’s interest in the potential of the site for multigenerational and co-housing buildings, should also be considered as part of this development. This would energise and diversity the site and contribute to the provision of more local social housing and affordable housing.
In addition, a thorough assessment of the current and consented student developments in the neighbouring locality is required before any further student accommodation can be considered. Over provision of student accommodation in any single locality or community in the city runs a concomitant rise of undermining the social and community fabric of that community. If this development represents over provision of student accommodation in this community, then the opportunity to provide a mix of uses, including business and community use, which could assist with integrating the site into the community should be reassessed.
In addition, a thorough assessment of the current and consented student developments in the neighbouring locality is required before any further student accommodation can be considered. Over provision of student accommodation in any single locality or community in the city runs a concomitant rise of undermining the social and community fabric of that community. If this development represents over provision of student accommodation in this community, then the opportunity to provide a mix of uses, including business and community use, which could assist with integrating the site into the community should be reassessed.
Our comments on the plan to convert another long-term residential home to a short-term commercial property
Our comments on the plan to convert another long-term residential home to a short-term commercial property
This application has been brought to our attention by a Cockburn stakeholder.
It is our view that the proposed change of use from residential to short term visitor accommodation is not consistent with Policy Hou 2 ‘Housing Mix’ as it would detract from the provision of a mix of local house types and sizes able to meet a range of local housing needs, including those of families, older people and people with special needs, and it does not have regard to the character of the surrounding area.
The proposed change of use is not supportive of either Scottish Government Housing policy on more homes – “everyone has a quality home that they can afford and that meets their needs” or Scottish Planning Policy on “socially sustainable places” and “supporting delivery of accessible housing”.
For these reasons we object to the conversion of this property from long-term residential to short-term commercial use.
Our detailed objections to the proposal to temporarily privatise a significant portion of publicly owned greenspace in the heart of Edinburgh
Our detailed objections to the proposal to temporarily privatise a significant portion of publicly owned greenspace in the heart of Edinburgh
The Cockburn Association would wish to offer the following comments on this application.
We do so in the context that we have great sympathy for local businesses who have been hardest hit by the lockdown restrictions and believe it is essential for the local economy get back on its feet and to get the iconic Festivals back in operation. We made this clear in a communication to the City’s Planning Committee on 18 May in the context of the relaxation of planning control encouraged by the Scottish Government has part of the Covid recovery programme of action.
The Cockburn acknowledges the fact that the applicant has erected similar infrastructure on this site having secured a contract from the City Council to do. This displaced the “Lady Boys of Bangkok” who operated from here for several years and who we understand will operate from Festival Square this year. Other events such as the Meadows Festival and Moonwalk use the Meadows, and historically, the 1886 International Exhibition of Industry, Science and Art was sited here where a temporary dispensation to the erection of buildings was allowed.
However, the Cockburn is aware that no planning consent has been sought for their operation in The Meadows despite it being a very clear Change of Use to Class 11 (Assembly and Leisure) and operates for longer than the 28 days in any year. The implications of such a change of use are considerable. It would permit large wholly-commercial developments to use a public open space year-round and would set a dangerous precedent for other open spaces in the city.
As such, the past history of occupation should not be taken as a material consideration in this application or should be given minimal weight. In effect, from a planning perspective, a this is a new application for a development in a public park.
Covid has also demonstrated the critical need to preserve open spaces for well-being, both physical and mental. The enclosure of a sizable part of the Meadows will have a material impact on space available for informal recreation and enjoyment, and should be resisted.
Fundamentally, the Cockburn believes that soft landscaped areas should not be used for events that require heavy infrastructure due to the damage that they cause. The proximity to trees causes further concern due to the potential compaction of root systems leading to long-term decay or even loss. We dispute the assessment by the applicant that no trees are affected by the application. Root systems at both Middle Meadow Walk and Boy’s Brigade Walk will be affected, especially the former with the hospitality elements located adjacent to the existing avenue.
A recent site visit shows that the ground has still to recover fully from events held in 2019. Serious compaction of soil has occurred where previous event infrastructure was located.
We note that the Edinburgh Improvement Act of 1827 expressly stipulates that no buildings may be erected in the Meadows or Bruntsfield Links. The Meadows are also Common Good Assets, requiring the Council to manage them for the benefit of residents. We believe that this development is contrary to the spirit, if not fact, of the 1827 Act and to the use as a enclosed, exclusive event space is not consistent with Common Good land.
The Marchmont, Meadows and Bruntsfield Conservation Area Character Appraisal notes that the Meadows is the largest urban recreational parkland in the city and affords panoramic views to the north and east. It also notes the importance of the recreational open space at Bruntsfield Links and Meadows as one of the premier open spaces in the city. The appraisal indicates that it is designated a Millennium Park, which means that the Council will ensure that the park is protected in perpetuity as community open space. The appraisal also notes the occasional use by festival temporary venues.
There are other sites in the city where would be welcome this event. Festival Square and the related Conference Square provides a hard surfaced area more than capable of hosting this event this year, close to Princes Street and a variety of public transport corridors. Large car parks, such as Meadowbank Retail Park, might also be alternatives.
In addition, we strongly advocate that pop-up food and drink facilities should be deleted from the proposals. It is more important that established, permanent year-round neighbouring pubs and restaurants benefit from any trade associated with this type of use. Almost half the site is given over to its use as a licensed premise. We liken this to be similar to a cruise ship – self-contained with the objective of reducing off-site sales to a minimum. Whilst this might be good for the operator, it does little to support the local economy.
Relevant development plan policies are:
Policy ENV 6 – Conservation Areas (Development) states:
“Development within a conservation area or affecting its setting will be permitted which: a) preserves or enhances the special character or appearance of the conservation area and is consistent with the relevant conservation area character appraisal b) preserves trees, hedges, boundary walls, railings, paving and other features which contribute positively to the character of the area and c) demonstrates high standards of design and utilises materials appropriate to the historic environment.”
Our view – the CACA makes it clear that its character is an open space and its appearance is as an open parkland. The erection of a temporary building to host a commercial event with gated access is not consistent with its special character.
Policy ENV12 Trees states:
“Development will not be permitted if likely to have a damaging impact on a tree protected by a Tree Preservation Order or on any other tree or woodland worthy of retention unless necessary for good arboricultural reasons. Where such permission is granted, replacement planting of appropriate species and numbers will be required to offset the loss to amenity.”
Our view – the develop is likely to have a damaging impact on the root systems of trees along Middle Meadow Walk and is therefore inconsistent with this policy.
Policy ENV18 Open Space Protection states:
“Proposals involving the loss of open space will not be permitted unless it is demonstrated that: a) there will be no significant impact on the quality or character of the local environment and b) the open space is a small part of a larger area or of limited amenity or leisure value and there is a significant over-provision of open space serving the immediate area and c) the loss would not be detrimental to the wider network including its continuity or biodiversity value and either there will be a local benefit in allowing the development in terms of either alternative equivalent provision being made or improvement to an existing public park or other open space or e) the development is for a community purpose and the benefits to the local community outweigh the loss.”
Our view – The proposals will result in the loss of open space due to its restrictive enclosure. We believe that it will have a significant impact on the Meadows overall and will reduce its use for amenity and recreational activity as a result. We also believe that the need for informal recreational open space in the current Covid climate makes this a pre-eminent policy objective.
Policy ENV22 Pollution and Air, Water and Soil Quality states:
“Planning permission will only be granted for development where: a) there will be no significant adverse effects for health, the environment and amenity and either b) there will be no significant adverse effects on: air, and soil quality; the quality of the water environment; or on ground stability c) appropriate mitigation to minimise any adverse effects can be provided.”
Our view – there a substantial negative impact on soil compaction and therefore soil quality. it is clear that the turf is struggling to regenerate over much of the area covered by the application despite no activity in 2020.
The Association is of the view that the proposed development is inconsistent with Local Development Plan policies and with the duties of the local authority to manage these Common Goods Assets for the benefit of the public.
We would therefore wish to formally object to this application.
Should the Committee be minded to approve this, we would strongly advocate that any consent be time limited for this year only and be made personal to the applicant only. The reason for this is to decouple the temporary relaxation of planning control encouraged by the Scottish Government as a Covid recovery initiative and to allow future consideration of the suitableness of this site as part of the Council’s Events and Filming in Public Spaces Management proposals, which are currently in development phase.
Our objection to a plan to convert yet another residential home into a short term let holiday property
Our objection to a plan to convert yet another residential home into a short term let holiday property
The Cockburn has studied this application and would wish to lodge a formal objection to it.
We do so in the context that we have great sympathy for local businesses who have been hardest hit by the lockdown restrictions and believe it is essential for the local economy get back on its feet.
It is our view that in this residential shared stair context the proposed change of use is not in accordance with Policy Housing 7 ‘Inappropriate Uses in Residential Areas’ as it would have a materially detrimental effect on the living conditions of other residents of the main door accessed residential stair, and so should not be permitted.
In addition, the proposed change of use is not supportive of either Scottish Government Housing policy on More homes – “everyone has a quality home that they can afford and that meets their needs” or Scottish Planning Policy on “socially sustainable places” and “supporting delivery of accessible housing”.
The Old Town has been subjected to the most intensive pressures of overtourism for some time. It is essential that the city rebalances this pressure. Encouraging the shift from short-term holiday letting to more permanent housing is one way of achieving this.
We note that the applicant places significant importance to a recent appeal decision at Johnston Terrace where an application for change of use to STL was sustained. We believe that the issues are very different in the Grassmarket which retains a substantial residential community. Also, this appeal decision was very much an outlier and not consistent with the many, many cases where appeals have been dismissed due to their impact on neighbours and the wider community.
How one video turned into an ongoing collection shot over thirteen months. A guest blog from local film-maker Jim Sheach.
How one video turned into an ongoing collection shot over thirteen months. A guest blog from local film-maker Jim Sheach.
Our initial thoughts on a planning application by an event company to erect a large fenced-off compound in Edinburgh’s Meadows
Our initial thoughts on a planning application by an event company to erect a large fenced-off compound in Edinburgh’s Meadows
Our response to a Council consultation on the future of Edinburgh’s Festive Festivals
Our response to a Council consultation on the future of Edinburgh’s Festive Festivals
The Cockburn Association appreciates the popularity of the Winter Festivals. We have stated repeatedly over the past number of years that it adds vibrancy and vitality to the City. Edinburgh’s Hogmanay is now a global icon that, at the turn of each year, markets the city to a global audience on par with Melbourne and New York City to name a few.
However, both the Christmas Market and the various Hogmanay events are major commercial events rather than cultural festivities. The Xmas market has moved considerably from the German market that once occupied the Mound with largely authentic products and produce to such a scale that it now modifies the Princes Street Gardens to suit its purposes rather than sits respectfully within them.
Now, these festive events impose significant restrictions on residents and those working in the city. Both are now geared to the tourist market rather than the local, with 2018 official figures indicating that less than half attendees of the Xmas market were local residents, which falls even further to just 20% for Hogmanay.
Pre-Covid, the Winter Festivals have been an increasing cause of concern for residents and civic organisations through the city. The erection of a massive space deck in East Princes Street Gardens by the Council’s contractor Underbelly, together with other issues regarding the operation of Edinburgh’s Hogmanay events (such as attempts to exclude local residents from the city centre) were merely the straw that broke the back of civic interest. The City Council’s response to these issues was less than satisfactory and highlighted the conflicted interests that it has in such matters.
These issues prompted a joint response by the Cockburn and the five City Centre Community Councils prompted by the City of Edinburgh Council’s Policy and Sustainability Committee (Thursday 20th August 2020).
Current Consultation
The Cockburn welcomes the consultation on the future of the Winter Festival. This was promised as a response to the unsatisfactory management and governance of recent festivals.
However, we are concerned with some of the information provided in the on-line consultation. For example, figures are put in the introduction with no links to the actual reports or data, which has been relatively unchallenged. Commercial confidentiality means that key information is unavailable for scrutiny.
Some issues were unexplored (environmental and carbon impacts), and others would benefit from further discussion and consultation. In this regard, we hope that the various stakeholder groups convened by the consultants would be re-established to receive the report from this consultation and have a chance to consider and discuss the findings.
Covid and Covid-secure challenges
The current uncertainty of restrictions and the general acceptance that we will be living with Covid and Covid-variants for some time needs to be reflected in any event post 2021.
An enhanced (and not just “adequate”) security and people management ?? policy for all aspects of the Winter Festivals will be an absolute priority with respect to public protection. It is clear that for years to come, the implications of Covid and the management requirements caused by Covid will continue. The Winter Festivals should have the high levels of management to prevent overcrowding, protect public health and ensure social distancing.
For this reason, together with concerns about previous Winter Festivals, suggests the need for a carefully considered attendee dispersal strategy post-2021. Bigger isn’t necessarily better.
It is our view that the Christmas Market, Hogmanay and associated events should not be held in East Princes Street Gardens or at least reduced to the extent that only the upper terrace is used. No space structure such as that erected on 2019 should be permitted.
Key Principles for the Winter Festivals post 2021
The principle of free access must underpin the Winter Festivals offer, especially for those activities that occupy public space. We accept that there will be some ticketed events (such as the Hogmanay Street Party) but these should be limited with a default position of no exclusive access to public areas.
No public or quasi-public areas with soft landscaped surfaces should be used for activities that require substantial infrastructure that might cause damage to those areas. For the Cockburn, it is unacceptable for a public space like east Princes Street Gardens to be unavailable for 6 months of the year to facilitate a commercial Christmas Market that operates for 6 weeks. There are other places and solutions available, such as integrating Waverley Bridge into the market, and using corporate sponsorship to fund entertainment activities.
There should be no loss of public circulation space resulting from measures put in place for these events. For the avoidance of doubt, such management and social distancing measures must not be a Trojan horse for increased commodification of public spaces including streets.
There must be a direct commitment from the Winter Festival management to contribute to Edinburgh’s carbon reduction targets. All contracts should explicitly reference to ISO 20121 on sustainable events as a benchmark for management. Travel to the events by attendees (including a full breakdown of EH postcodes) should be included in any carbon counting exercise in order to assess, and therefore manage, the full carbon impact of the Festivals.
It is vital that absolute priority is given to supporting existing local businesses and micro-businesses including local social enterprises (Edinburgh Social Enterprise is the most appropriate source of assistance) through all aspects of the events. The aim to create an Edinburgh Christmas Makers’ Market is welcome but important details will need to be developed.
Public interest and protection will be best served by scaling down the market. In 2019 67% of outlets in 2019 were non-local. There were also too many “repeat” stalls – i.e. stalls owned by the same retailer selling the same products, in many cases products available in traditional High Street shops. Clear reductions are needed in the number, as well as the proportion, of non-local exhibitors.
In particular, there should be no pop-up bars and food outlets, especially as these create direct competition, not additionality, to local all-year round businesses such as bars and cafes.
Dispersal of activities
A significant problem with the Winter Festivals pre-Covid was the desire of operators to concentrate activity is a small area. With the Xmas Market, this meant East Princes Street Gardens which were unable and unsuitable to cope with an ever-increasing activity.
Planning applications submitted in early 2020 proposed locating market stalls on High Street and George Street with possible other facilities located in streets will clearly have an impact on local residents for more than two months. We therefore ask that residents on all affected streets are consulted for a period of at least two weeks, before a decision is taken about where the market stalls will be located on the City Trail.
The Cockburn strongly advocates the creation of a Christmas City Centre Trail using sites across the City Centre in various locations for markets which could bring additional benefits to those areas. This should include existing markets, such as those in Stockbridge, Castle Terrace Car Park and the Grassmarket, as part of this trail. The maps below shows a comparison of relative distances between Munich’s famous Xmas market locations and suggested locations in Edinburgh. Edinburgh’s Festival Square and Conference Square provide an excellent location for the Winter Festivals which could be coupled with The Mound/Waverley Bridge and the possibly the High Street to form an excellent offer.
Summary
The 2019 Winter Festivals were a watershed moment where public concerns about the impact of the Christmas Market and the restrictions and impositions placed upon local residents and businesses for the Hogmanay events reached a tipping point.
This consultation is a direct result of the public disquiet at the approach taken by the Council in managing (or undermanaging) the impacts and the ambivalence of Underbelly, the City’s contracted partner for the delivery of the Winter Festivals to these issues. The damage caused to East Princes Street Gardens, effectively removing public access for half a year directly caused by the Christmas Market and its space deck erected without proper consents was a low point in history of the Festivals.
Fundamental to any event that happens post-2021 is the need for the City Council so show leadership in managing the special place and unique qualities of the city. The Council must no longer simply hand over control of significant parts of the public realm to a commercial operator because it is expedient to do so.
The Cockburn would welcome the return of the Winter Festivals but only if past failures are rectified. No soft surfaced public space should be used for infrastructure. East Princes Street Gardens should be largely off-limits for use, but a more creative and dispersed approach could yield significant benefits for the city in a way that does not overwhelm more fragile neighbourhoods and localities.
Other cities in the world operate just such events in much more sustainable ways without the negative impact of the repeated damage caused here. There is no reason why Edinburgh cannot follow suit.
